Florida rental yields ranked by the numbers, not the ads

What is the median gross yield across Florida right now?

5.76%, across 166 areas we track as of August 2026.

That number is the midpoint: half of the areas we follow yield more, half yield less. It is also the number to beat. If an area comes in below 5.76%, you are accepting below-median returns before you subtract taxes, insurance, vacancies, or management fees. Several well-known investment markets do exactly that.

Which areas have the highest gross rental yield in Florida?

Hallandale Beach leads at 11.85%, followed by Lauderhill at 10.09% and Coconut Creek at 9.89%—all three in Broward County.

Six of the top eight areas are in Broward. The other two are Overtown in Miami-Dade (9.71%) and Hudson in Pasco County (8.54%). These are not resort towns or waterfront luxury corridors. They are mid-density suburban and urban neighborhoods where purchase prices are lower relative to what tenants pay. That is the arithmetic reason yield is high: yield equals annual rent times 12, divided by price. Keep price down and the ratio rises.

Area	County	Gross Yield
Hallandale Beach	Broward	11.85%
Lauderhill	Broward	10.09%
Coconut Creek	Broward	9.89%
Overtown	Miami-Dade	9.71%
Deerfield Beach	Broward	9.15%
Tamarac	Broward	9.01%
Sunrise	Broward	8.64%
Hudson	Pasco	8.54%

Which famous Florida markets have the lowest yields?

Old Naples yields 1.84% and Pinecrest yields 1.87%—both well under a third of the Florida median.

Coral Gables comes in at 2.52%. Coconut Grove at 2.42%. These are names that appear constantly in investment content. Their yields are low for the same reason the top-eight yields are high: the purchase price is very high relative to what a tenant will pay. Coconut Grove costs $923 per square foot. A renter does not pay $923 per square foot. The gap between what buyers accept and what tenants pay is where yield disappears. If you are buying in these areas, the return case has to rest on appreciation, not rent—and appreciation is a forecast, not a number.

Area	County	Gross Yield
Old Naples (Downtown)	Collier	1.84%
Pinecrest	Miami-Dade	1.87%
South Miami	Miami-Dade	1.99%
Coconut Grove	Miami-Dade	2.42%
Coral Gables	Miami-Dade	2.52%
Marco Island	Collier	2.69%
Hyde Park	Hillsborough	2.82%
El Portal	Miami-Dade	2.89%

Does a high yield mean the property sells quickly?

Not necessarily. The Florida median is 79 days on market, and some of the slowest markets in the state are among the most-advertised investment corridors.

Sunny Isles Beach sits at 174 days. Downtown Miami at 171. Aventura at 161. Brickell at 141. All four are slower than the state median by a wide margin. Slow absorption means you carry the property longer before closing, which raises your effective cost. A high-yield area where you can actually close matters more than a low-yield area where the unit sits. Contrast those numbers with Carrollwood (29 days), Brandon (30 days), and Pinellas Park (34 days)—none of which appear in the investment marketing you probably see, but all of which move inventory fast.

Where are sellers cutting prices most aggressively?

San Antonio (Pasco) leads: 49.3% of listings have already cut their asking price. Seven other areas are above 45%.

New Tampa is at 48.9%. Zephyrhills at 48.0%. Ruskin, Plant City, East Tampa, Riverview, and Saint Cloud all sit between 45% and 47%. Nearly half of all listings in these areas have dropped price at least once. That is not a signal to avoid them—it is a signal that list price and sale price are negotiating positions, not fixed numbers. If you are buying in these areas, the data says there is room to push. If you are selling, that room comes out of your proceeds.

What does gross yield leave out, and does it matter?

Gross yield ignores property tax, insurance, HOA fees, vacancy, and management costs—so the gap between gross and net can be large.

Every area in the top-eight table has a gross yield. None of those numbers have property tax subtracted. Florida property tax rates vary by county and by assessed value. Insurance in South Florida and coastal Pasco is not the same cost as insurance inland. Many communities charge HOA fees that are not published in any public listing—not published is not the same as zero. A 9% gross yield in Hallandale Beach could net out to 5% or 6% after those costs, depending on your specific unit, its age, its flood zone, and how it is managed. That net number is the one that matters. We can calculate it for your specific address; the gross figure here tells you where to look, not where to stop.